2174 8th St

White Bear Lake, MN · View the listing ↗

35 photos

Photos courtesy of Edina Realty, Inc., via Realtor.com.

Asking price: $275,000
Monthly cash flow: −$74
Estimated rent: $2,725/mo
Break-even price: $261,158

Adjust the numbers See the full breakdown

From the listing

Prime White Bear Lake location just moments from the lake, restaurants, shops, and the vibrant downtown scene! This up/down duplex offers a rare opportunity to own an income-producing property in the heart of the community. Enjoy a spacious corner lot with mature trees, a large detached garage, generous yard space, and a backyard patio perfect for relaxing or entertaining. The main-level unit features two bedrooms, a comfortable central living room, spacious eat-in kitchen, and a back porch with private laundry. The upper-level unit is a true one-bedroom offering a living room, efficiency kitchen, full bathroom, and its own laundry. From here, enjoy strolling along Lake Avenue, dining at local favorites, shopping downtown, and taking part in beloved community events including Manitou Days, Marketfest, and the Friday Farmers Market. Whether you're looking for an investment property or the opportunity to owner-occupy while generating rental income, this property combines flexibility with an exceptional White Bear Lake location!

Listing courtesy of Edina Realty, Inc. (Lisa Madore). Description from Realtor.com, MLS #7127781. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $275,000
Cash to close: $63,250
Price per unit: $137,500
GRM: 8.4

Each month

Cash flow: −$74/mo
Cash-on-cash: −1.4%
Cap rate: 6.1%
DSCR: 0.95×

Break-even

Price that breaks even: $261,158
Rent that breaks even: $2,821/mo

Long run

Year 30: property vs stocks: $1.07M vs $491K
Cash flow turns positive: year 3

Monthly

Monthly breakdown

Rent	$2,725
Vacancy (6%)	−$164
Collected	$2,562
Property tax Listing	−$284
Insurance Estimate	−$194
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$218
Capital reserve (9% of rent)	−$245
Net operating income	$1,390
Mortgage (principal + interest)	−$1,464
Cash flow	−$74
Principal paid down (equity, not cash)	$186

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$177,872 of profit by year 30, before investment growth	$303,221
What you'd walk away with	$930,669
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($18,926 total by yr 30) investedThe money you'd have put into the building while it lost money	$120,674
What you'd walk away with	$392,812
Building minus stocks	$537,857

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$78,680 of profit by year 30, before investment growth	$112,122
What you'd walk away with	$739,570
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($51,348 total by yr 30) investedThe money you'd have put into the building while it lost money	$288,172
What you'd walk away with	$560,310
Building minus stocks	$179,260

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$195,029 of profit by year 30, before investment growth	$344,624
What you'd walk away with	$949,255
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($14,257 total by yr 30) investedThe money you'd have put into the building while it lost money	$92,464
What you'd walk away with	$354,706
Building minus stocks	$594,549

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$90,828 of profit by year 30, before investment growth	$134,100
What you'd walk away with	$738,731
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($41,670 total by yr 30) investedThe money you'd have put into the building while it lost money	$240,536
What you'd walk away with	$502,778
Building minus stocks	$235,953

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$233,546 of profit by year 30, before investment growth	$446,921
What you'd walk away with	$1,074,369
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($1,310 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,123
What you'd walk away with	$490,598
Building minus stocks	$583,771

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$119,129 of profit by year 30, before investment growth	$190,295
What you'd walk away with	$817,743
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($18,507 total by yr 30) investedThe money you'd have put into the building while it lost money	$111,094
What you'd walk away with	$592,569
Building minus stocks	$225,174

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$251,642 of profit by year 30, before investment growth	$499,875
What you'd walk away with	$1,104,506
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($245 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,746
What you'd walk away with	$465,713
Building minus stocks	$638,793

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$132,816 of profit by year 30, before investment growth	$220,087
What you'd walk away with	$824,718
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($13,033 total by yr 30) investedThe money you'd have put into the building while it lost money	$80,554
What you'd walk away with	$544,521
Building minus stocks	$280,197

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$265,168 of profit by year 30, before investment growth	$541,492
What you'd walk away with	$1,168,940
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$586,144
Building minus stocks	$582,796

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$143,200 of profit by year 30, before investment growth	$243,847
What you'd walk away with	$871,294
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($9,646 total by yr 30) investedThe money you'd have put into the building while it lost money	$60,951
What you'd walk away with	$647,095
Building minus stocks	$224,199

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$283,131 of profit by year 30, before investment growth	$598,053
What you'd walk away with	$1,202,684
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$564,829
Building minus stocks	$637,855

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$157,440 of profit by year 30, before investment growth	$278,066
What you'd walk away with	$882,697
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($5,922 total by yr 30) investedThe money you'd have put into the building while it lost money	$38,609
What you'd walk away with	$603,439
Building minus stocks	$279,258

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $1.07M, stocks $491K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

2 bed estimate $1,500/mo · range $1,350–$2,050 · 16 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
4495 Lake Ave S, White Bear Lake	$2,795	2 / 2	1,049	1.0 mi	2026-01-02	Apartment
1720 4th St, White Bear Lake	$1,311	2 / 1	830	1.0 mi	2025-04-30	Apartment
1640 9th St, White Bear Lake	$1,395	2 / 1	800	1.1 mi	2026-08-21	Apartment
4890 Birch Lake Cir, White Bear Lake	$2,025	2 / 1.5	1,179	1.6 mi	2024-06-11	Apartment
1501 Park St, White Bear Lake	$1,850	2 / 2	1,014	1.6 mi	2025-04-09	Apartment
1480 Park St, White Bear Lake	$1,600	2 / 2	1,095	1.7 mi	2025-03-18	Apartment
2520 County Road F E, White Bear Lake	$1,430	2 / 1	862	1.9 mi	2025-01-03	Apartment
4008 White Bear Ave Unit 1, White Bear Lake	$1,500	2 / 1	900	1.9 mi	2026-09-28	Apartment
1880 Birch St, White Bear Lake	$1,260	2 / 1	878	2.1 mi	2025-04-02	Apartment
1816 Birch St, White Bear Lake	$1,339	2 / 1	950	2.1 mi	2025-04-01	Apartment

1 bed estimate $1,225/mo · range $1,125–$1,625 · 8 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
4495 Lake Ave S, White Bear Lake	$1,795	1 / 1	695	1.0 mi	2026-01-02	Apartment
1720 4th St, White Bear Lake	$1,209	1 / 1	630	1.0 mi	2025-04-30	Apartment
2024 County Road F E, White Bear Lake	$950	1 / 1	500	1.7 mi	2026-09-11	Apartment
2095 Dotte Dr, White Bear Lake	$1,199	1 / 1	650	1.8 mi	2024-04-12	Apartment
1799 Cedar Ave, White Bear Lake	$1,075	1 / 1	640	2.3 mi	2025-01-03	Apartment
3675 Highland Ave, White Bear Lake	$1,200	1 / 1	800	2.6 mi	2026-02-13	Apartment
3600 Hoffman Rd, White Bear Lake	$1,530	1 / 1	556	2.8 mi	2025-04-03	Apartment
4143 Centerville Rd, Vadnais Heights	$1,633	1 / 1	783	2.9 mi	2024-04-12	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 2174 8TH ST

Opportunities

None found.

Questions for the agent

Can we see the current leases and a rent roll, with move-in dates?
What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
How old are the roof, boiler or furnaces, water heaters and electrical panels?
Is the building licensed as a rental for this many units, and when was the last city inspection?
Any special assessments pending, and will the seller pay them off at closing?

Standard questions worth asking about any building.

What the records say

Where each number comes from

Property tax / yr Listinglisting, tax year 2026. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$3,406
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,333
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$170
Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent	$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Rulerule. built 1889: +1 pt capital reserve	8% / 9%

Status history

2026-08-14New at $275,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$3,406
County	Ramsey
Parcel number	143022140072

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with White Bear Lake on rental licensing before you buy.